1,356 recorded events, 1900–2026, from 20 city data systems. The city's paper trail here is mostly 578 311 service requests, 337 HPD complaints, 165 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 63% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 45.7. In ZIP 10032, 36% of residential buildings hold an A and 14% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 21 total — 5 class C (immediately hazardous), 8 class B, 8 class A. Oldest open since 2019-08-31. |
status snapshot refreshed weekly from HPD records
33 heat or hot-water complaints in the last three years (winter 2023–24: 13 · winter 2024–25: 12 · winter 2025–26: 8). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
152 service requests in the last three years. Most common: DOOR/WINDOW (35) · Noise (25) · HEAT/HOT WATER (16) · UNSANITARY CONDITION (14) · PAINT/PLASTER (10) · Building/Use (9).
$18,000 in permitted construction work filed since 2016 (3 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| No | Built before 1974 (2017) |
| Yes | Six or more residential units (73) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | SAVANNA HALL LP |
| Head officer | RAFAL MARKWAT |
| Managing agent | ARETE MANAGEMENT LLC |
| Last registered | 2026-06-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $6,181,000 | $2,781,450 |
| 2026 | $6,273,000 | $2,822,850 |
| 2027 | $6,428,000 | $2,892,600 |
The city's market estimate has risen 4% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 163 St-Amsterdam Av — C · 350 ft straight-line (about a 2-minute walk) · station accessibility: none 168 St — 1 A C · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: partial |
| Bus | Nearest boarding stop: Saint Nicholas Av / W 162 St — M3 · 350 ft |
| Citi Bike | Amsterdam Ave & W 162 St · 250 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 128 Audubon Middle: Community Math & Science Prep. Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
444 West 163 Street
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Anything else | Anything else |
152 311 service requests from this address in the last three years — 16 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by ARETE MANAGEMENT LLC — 19 buildings, 1,579 units. Grades across the portfolio: A1 · B13 · C5. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 2612 Broadway | MN | 137 | C |
| 437 Euclid Avenue | BK | 135 | B |
| 319 West 94 Street | MN | 124 | C |
| 1852 Washington Avenue | BX | 118 | B |
| 330 West 51 Street | MN | 112 | C |
| 3859 3 Avenue | BX | 104 | C |
| 745 Fox Street | BX | 95 | A |
| 111 East 118 Street | MN | 91 | B |
| 100 East 118 Street | MN | 88 | B |
| 1385 Fulton Avenue | BX | 85 | B |
| 444 West 163 Street | MN | 73 | B |
| 333 Kosciuszko Street | BK | 72 | B |
| 440 West 163 Street | MN | 70 | B |
| 507 East 176 Street | BX | 68 | B |
| 403 Howard Avenue | BK | 63 | B |
| 863 Melrose Avenue | BX | 54 | B |
| 528 West 123 Street | MN | 41 | B |
| 260 West 99 Street | MN | 34 | B |
| 194 Brown Place | BX | 15 | C |
Most recent mortgage recorded against this lot: $1,089,368 on 2017-03-29 (lender: Lantern Organization, INC.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2017-03-29 | Mortgage $6,499,261 — from SAVANNA HALL, L.P.; LANTERN ORGANIZATION, INC.; SAVANNA HOUSING DEVELOPMENT FUND CORPORA to NEW YORK STATE OFFICE OF MENTAL HEALTH | $6,499,261 | |
| 2017-03-29 | Mortgage $3,350,000 — from SAVANNA HOUSING DEVELOPMENT FUND CORPORA; SAVANNA HALL, L.P. to NEW YORK STATE HOMELESS HOUSING AND ASSI | $3,350,000 | |
| 2017-03-29 | Mortgage $13,250,000 — from SAVANNA HOUSING DEVELOPMENT FUND CORPORA; SAVANNA HALL, L.P. to NEW YORK STATE HOUSING FINANCE AGENCY | $13,250,000 | |
| 2017-03-29 | Mortgage $150,000 — from SAVANNA HALL, L.P.; SAVANNA HOUSING DEVELOPMENT FUND CORPORA to NEW YORK STATE HOMELESS HOUSING AND ASSI | $150,000 | |
| 2017-03-29 | Mortgage $1,089,368 — from SAVANNA HALL, L.P.; SAVANNA HOUSING DEVELOPMENT FUND CORPORA to LANTERN ORGANIZATION, INC. | $1,089,368 | |
| 2017-03-29 | Mortgage $6,499,261 — from SAVANNA HOUSING DEVELOPMENT FUND CORPORA; SAVANNA HALL, L.P. to LANTERN ORGANIZATION, INC. | $6,499,261 | |
| 2015-05-20 | Mortgage $9,275,000 — from SAVANNA HOUSING DEVELOPMENT FUND; LANTERN ORGANIZATION, INC., to NEW YORK STATE OFFICE OF MENTAL HEALTH | $9,275,000 | |
| 2013-01-10 | Deed $2,150,000 — from ADUBON TERRACE, LLC to SAVANNA HOUSING DEVELOPMENT FUND CORPORA | $2,150,000 | |
| 2013-01-10 | Mortgage $2,150,000 — from SAVANNA HOUSING DEVELOPMENT FUND CORPORA to CORPORATION FOR SUPPORTIVE HOUSING | $2,150,000 | |
| 2013-01-10 | Mortgage $645,000 — from SAVANNA HOUSING DEVELOPMENT FUND CORPORA to CORPORATION FOR SUPPORTIVE HOUSING | $645,000 | |
| 2007-10-16 | Deed $3,500,000 — from 444 WEST 163 ASSOCIATES, LLC to AUDUBON TERRACE, LLC | $3,500,000 | |
| 2006-12-14 | Mortgage $1,800,000 — from 444 WEST 163 ASSOCIATES LLC to ZICHRON YEHUDA FOUNDATION, INC.,; STEINBERG, BERNARD; PASKES, ERNEST; PASKES, DAVID; CBS F | $1,800,000 | |
| 2006-12-14 | Deed $3,125,000 — from AUDUBON PROPERTIES LLC to 444 WEST 163 ASSOCIATES LLC | $3,125,000 | |
| 2005-08-01 | Mortgage $225,000 — from AUDUBON PROPERTIES, LLC to KIMMEL & KIMMEL; KIMMEL C/O, JAY | $225,000 | |
| 2003-12-16 | Mortgage $499,990 — from AUDUBON PROPERTIES LLC to KRELL CONSULTING, INC.; JAY KIMMEL, AS NOMINEE | $499,990 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 13 | 15 | 15 | 12 | 2 | 57 |
| 2018 | 8 | 1 | 5 | 0 | 3 | 17 |
| 2019 | 3 | 4 | 42 | 0 | 2 | 51 |
| 2020 | 5 | 0 | 73 | 2 | 4 | 84 |
| 2021 | 0 | 5 | 279 | 0 | 5 | 289 |
| 2022 | 0 | 3 | 265 | 0 | 7 | 275 |
| 2023 | 0 | 3 | 88 | 0 | 4 | 95 |
| 2024 | 0 | 3 | 118 | 0 | 3 | 124 |
| 2025 | 0 | 3 | 46 | 0 | 4 | 53 |
| 2026 | 0 | 6 | 158 | 0 | 1 | 165 |
Every one of the 1,356 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10032 · Landlord rankings · How grades work · The map · The Mice Map